Allen Street Civic District Redevelopment Area Plan Redevelopment Plan & Proposal State College Planning Commission State College Redevelopment Authority September 17, 2015
Discussion Points Overview of URA process Staff presentation of the PC s Plan & the RDA s Proposal Discussion & Questions PC Recommendation to forward to Borough Council 224 S. Allen St
Urban Redevelopment Act According to the Urban Redevelopment Act (URA) of 1945, the following are the procedures for acceptance of a redevelopment plan and proposal: 1. Planning Commission completes a plan for the redevelopment of an area; must take action to approve certification as a redevelopment area 2. Redevelopment Authority submits the redevelopment proposal to the Planning Commission for review. Planning Commission should recommend to Council: approval of the proposal, or rejection of the proposal, or modification of the proposal, with changes specified 3. Borough Council receives redevelopment proposal and PC s recommendation regarding the proposal and must hold a public hearing on the proposal before its approval; Council should: approve the proposal, or reject the proposal 4. Upon approval by Council, the RDA is authorized to take action on the proposal; after RFQ and RFP issued and Authority selects developer, development contracts must be approved by Council.
Redevelopment Area Plan The Allen Street Civic District Redevelopment Area Plan includes the following elements: Introduction to the redevelopment plan Overview of Borough s redevelopment planning process Location of the district & details on the properties therein Conditions of the district- including land use, economics, demographics, etc. Summary of Downtown Plan recommendations for the area Discussion of certification criteria found to be existing within the district Broad discussion of policies for redevelopment within the district Two conceptual site plans reflecting redevelopment potential as well as other enhancements to the district
Introduction Describes the vision for the area as a civic center, which is a place where celebrations are held, where social and economic exchanges take place, where friends run into each other and where cultures mix. Indicates plan as Phase I; suggests Phase II expansion consider areas south of Foster Ave. Mayor Welch Memorial Plaza in front of the Municipal Building
Redevelopment Plan Overview Provides a history of redevelopment area planning in the Borough, from the formation of the RDA to the present. Discusses the advantages to preparing a redevelopment area plan and the requirements for such a plan according to the Urban Redevelopment Act. Highlights history of the Former Verizon Building as the catalyst for this redevelopment planning process. Approved and potential certified redevelopment areas in and around the downtown area.
Location of the District Proposes boundaries between Highland Alley, S. Allen Street, W. Foster Ave., Sidney Friedman Parklet southern property line, and S. Fraser Street. Lists use, ownership, and size about the properties included. Current land use by property within the proposed district.
Conditions of the District Provides information, maps and photos to outline the current land use, building conditions, public infrastructure, environmental conditions, underutilized properties, demographics, fiscal impacts, employment, and current zoning for all of the properties within the district. This inventory provides a reference for the certification criteria section- it documents the conditions which are contributing to the area s need for redevelopment. Driving lanes and parking area on the FNB Drive Thru site
Downtown Plan Summary Downtown Plan concept sketch for reuse of the Former Verizon Building, FNB Drive Thru, post office and nearby surface parking. Overview of the Downtown Plan, which includes suggestions for individual sites that could be suitable for redevelopment, recommended uses for this part of downtown, and a concept sketch of the massing of new buildings.
Certification Criteria Recommends certification as a redevelopment area based on the finding of inadequate planning of the area, socially and economically undesirable land uses, lack of proper open space, faulty street or lot layout, and defective arrangement of buildings, lots or streets. The report describes which of the conditions are contributing to the finding of the certification criteria. Former Verizon Building on S. Allen Street
Inadequate Planning Buildings and land uses which are not pedestrianoriented and contributing to a downtown business district. Lack of coordinated, forwardlooking redevelopment activities. Need for comprehensive update to zoning ordinance. Current Verizon Switching station does not feature pedestrian-oriented facade treatments. Poor connectivity among civic-oriented uses and several properties not developed as highest and best uses.
Undesirable Land Uses Surface parking lots and alleys make up nearly 50% of the land area within the district, and many of the sites are arranged with an emphasis on vehicles. 75% of the land area is tax-exempt. In 2015, there was just $21,000 in Real Estate tax collected by the Borough and $32,000 in parking revenues generated by this district. Lack of pedestrian-oriented design. Extension of the post office parking within Highland Alley
Lack of Open Space Location and accessibility of Sidney Friedman Parklet and feeling of community stakeholders that additional town square is needed in a prominent location along Allen Street. Sidney Friedman Parklet and the Foster Avenue bike path connector
Street and Lot Layout Disjointed arrangement of the land uses within the area and lack of visual and physical connectivity. Arrangement of alleys and sidewalks create issues with sight distance, and pedestrian-vehicle conflict zones. Lack of well-defined pedestrian zones in alleys, bicycle infrastructure on S. Allen and S. Fraser Streets. Highland Alley does not have a continuous, well-defined walkway for pedestrians
Arrangement of Buildings Location of buildings along lot lines adjacent to alleys, retaining walls, and placement of shrubs, dumpsters and utility poles create sight distance issues and areas of conflict for pedestrians and vehicles. Building arrangement and orientation of parking in alleys presents sight distance issues
Policies for Redevelopment Guiding policies are relatively flexible and reflect input from community stakeholders and an analysis of the Downtown Master Plan s recommendations for this part of downtown. Enhance the area as a civic district and infill the area with appropriatelyscaled, mixed-use buildings which will create a transition between the 100 and 300 blocks of downtown and contribute to a downtown environment. Hillsboro Civic Center is an example of a mixed use redevelopment with outdoor public spaces
Future Land Use Sites within the district should be redeveloped with mixeduse buildings, including uses contributing to a civic district. Buildings and land uses should be pedestrianoriented and contribute to the downtown character. Jeramar Plaza provides an example of future uses within the district Explore development potential for the air rights of fixed amenities, and maintain open space at Sidney Friedman Parklet.
Building Intensities Encourage infill development and redevelopment to eliminate singlestory and single-use buildings and surface parking lots, higher and better uses for sites. New development along S. Allen Street should be 4 to 6 stories in height; new development along S. Fraser Street should utilize CID incentives to reach up to 8+ stories. Building height recommendations, which are consistent with the Downtown Master Plan
Population Density Residential development is not a requirement, but it is permitted in CID zoning. Infill development in the district should be consistent with the Downtown Plan recommendations If residential uses are developed, the density should reach no more than 50 units per acre across the district, and the required Inclusionary Housing contribution is encouraged to be located within the district.
Conceptual Site Plans One concept focuses on redevelopment of all sites, while the second focuses on gradual infill development. Both concepts illustrate redevelopment of air rights at Post Office and current Verizon buildings, preservation of Sidney Friedman Parklet, and enhancements to transportation network including crosswalks, intersections and the walkway to the Parklet.
Concept Plan A The most optimistic concept plan, illustrates a single redevelopment project along Allen Street on the properties currently occupied by the Allen Street lot, Jeramar Plaza, the former Verizon building and the FNB Drive Thru. Concept A illustrates three redevelopment opportunities: one redevelopment along Allen Street, and adaptive reuse of the current Verizon and Post Office buildings A new plaza located at the corner of Allen Street and Highland Alley, similar to the recommendation from the Downtown Master Plan.
Concept Plan B The more conservative, gradual concept plan, illustrates two phases of redevelopment along Allen Street. Separate, but complimentary redevelopment of the former Verizon Building and FNB Drive Thru as one project and the Allen Street lot as the other. A new plaza located in front of a redevelopment project on the Allen Street Lot to connect Mayor Welch Plaza to Sidney Friedman Parklet. Concept B illustrates infill redevelopment opportunities: on the FNB & former Verizon building sites, on the Allen Street lot, and the adaptive reuse of the current Verizon and Post Office buildings
Transportation Network New traffic pattern in, widening of, and additional sidewalk in Highland Alley. Addition of bike infrastructure and sidewalks on streets and alleys where feasible. New alley along southern edge of the post office site for mail trucks and post office traffic. Regardless of which concept is advanced, a number of transportation changes will be recommended for the district Consideration of two-way traffic on S. Fraser Street.
Public Infrastructure Enhance walkway to Sidney Friedman Parklet through urban design features or activate through micro retail spaces as recommended by Downtown Plan. Design treatment at common midblock crossing areas or intersections to increase safety and visibility for pedestrians. Explore opportunities for burying overhead utilities as redevelopment and construction activities occur. Many of the infrastructure recommendations relate to conditions in the alleys within the district
Zoning Changes Base zoning requirements for Commercial Incentive Zoning District No changes to current zoning for the district. However, indicates that requests for zoning modifications related to off-site or shared parking, fee-in-lieu funds for parking, or overall building height for 10+ ft first floors should be considered if they are part of a redevelopment proposal.
Rehousing Plan Both concepts have the potential of creating an increase in the number of housing units in the district. The report encourages inclusionary housing to be developed in the area. Concept Plan A could result in the displacement of 12 student housing units. Plan recommends rehousing in redeveloped properties in the district. Concept Plan B does not disturb any existing housing units within the district.
Costs to Prepare the Area In order to advance redevelopment, Borough should control all sites and complete due diligence before issuing an RFP for development. Cost could be as low as soliciting a development liaison to assist with due diligence; could be as high as property acquisition. Will vary based on Council s authorized action.
Redevelopment Proposal The Redevelopment Authority s proposal for the Allen Street Civic District includes the following elements: Introduction to the proposal, reiterating the vision for a civic center Proposal for the State College Town Center & project elements Recommended course of action to implement the proposal Alternative recommendations that may be considered
State College Town Center Proposal recommends that the Borough initiate steps to advance redevelopment on the Allen Street lot, former Verizon Building and FNB Drive Thru site as a catalyst. Building, or phasing of buildings, to be known as the State College Town Center project; based around the relocation of Discovery Space Children s Science Museum and new uses which will enhance the area. Sites proposed to be part of a catalyst redevelopment project
Project Elements REQUIRED Discovery Space Relocation of FNB Drive Thru and/or 32 Public Parking Spaces from Allen Street lot- IF these sites redeveloped Some parking to support the uses of the new developments on-site Public plaza/enhanced gathering spaces DESIRED If housing, then range of housing types and prices, not exclusively student housing If commercial, vanilla box to allow for most flexibility in reuse of the spaces in future Other features desired by community stakeholders as feasible, consistent with the redevelopment program
Implementation Steps The Redevelopment Authority s proposal lays out a course of action it believes the Borough should take in order to advance the redevelopment projects described. These steps include: Issue a Request for Qualifications for a development liaison to work with the RDA on site prep, due diligence and RFP development; maintain requested CIP funds in 2016 budget Issue a Request for Proposals for designs and a development partner; based on the recommendations of the liaison, and articulating the items in Project Elements Advance redevelopment activity through partnership, roles defined in the Development Agreements with partners
Alternative Recommendations In the event that funding or other circumstances prevent the proposal from advancing as the RDA has recommended, two alternative recommendations have been offered: Delay funding for development liaison and issuance of RFQ by one year, PC to continue work on expansion of redevelopment area; resume current recommendation in late 2016/early 2017 If unlikely to have funding for a development liaison in next 5 or so years, work with Discovery Space, upon the expiration of the PSU lease, to negotiate an agreeable sales prices for the former Verizon Building
Discussion Are there any questions or comments regarding elements of the PC s Redevelopment Area Plan or the RDA s Redevelopment Proposal?
Action Items The Planning Commission is recommended to take the following actions: 1. Staff recommends that the Planning Commission certify the Allen Street Civic District as a Certified Redevelopment Area to which the provisions and requirements contained in the Pennsylvania Urban Redevelopment Act of 1945 will apply. 2. Staff recommends that the Planning Commission approve the Allen Street Civic District Redevelopment Area Plan for this certified area, and direct staff to forward the plan to council for endorsement. 3. Staff recommends that the Planning Commission recommend approval of the RDA s Redevelopment Proposal to Borough Council, which outlines a course of action to advance the State College Town Center catalyst project.